Check out Five Pillars Realty Group over in Fayetteville, they'll be able to hook you up with a solid PM!

Right around that 1% rule as well, solid rental!

It takes time to lay a solid foundation, but its well worth it in my opinion. 

For example, do they want too see two years of solid consistent income, high credit, etc.

I work with a lot of investors in north Jersey and am one myself so over time developed a solid list of HML's.

I would recommend sticking with a multi-family that has solid systems and at worst, needs aesthetic upgrades.

Appreciate and solid advice and any lenders in the Cleveland,OH or Milwaukee,WI area

Florida, and Tampa Bay area specifically, has a lot going for it in terms of continued population growth, strong rental market, solid job market, great weather and the like.

Solid dividend plays and solid Real Estate acquisitions, my favorite of this time is AAA Strategy. 

With your income you should be able to do all of the above anyways so congrats on the success so far.I appreciate your reply - only debt I have is a $350 a month car payment, I will most likely keep the home for another year or two then turn it into a rental for 3 years and then sell before the capital gains monkey catches me (2 out of 5 years  I think) So it would make sense I think My emergency fund is solid as my rent is covered mostly by roommates and having 60k just sitting in a .5% interest account is secure enough to last me 3-6 months (truth be told 20-30k is more than enough, I live really low)